1. real estate

Media release by: YTL Starhill Global REIT Management Limited (YTL Starhill Global)
Manager of: Starhill Global Real Estate Investment Trust (SGREIT)
SGREIT’s 3Q 2014
DPU Up 5.0% Year-on-Year to 1.27 cents
HIGHLIGHTS
• Wisma Atria Retail achieved 6.3% y-o-y rise in shopper traffic and 6.7% rental reversions in 3Q
2014. Singapore office achieved 8.8% rental reversion
• Australia portfolio benefited from 6.12% rental uplift from key tenant’s lease review
• Refinanced RM330 million MTN to September 2019 ahead of its maturity and at lower effective
interest cost with no refinancing requirement till July 2015
SINGAPORE, 30 October 2014 – YTL Starhill Global REIT Management Limited, the manager of
SGREIT, reported that income to be distributed to Unitholders was S$27.3 million for 3Q 2014, 5.0%
higher than that of S$26.1 million in 3Q 2013. Distribution Per Unit (“DPU”) for the period from 1 July
2014 to 30 September 2014 was 1.27 cents, 5.0% higher compared to the 1.21 cents achieved for the
previous corresponding period. On an annualised basis, the latest distribution represents a yield of
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6.38% . Unitholders can expect to receive their 3Q 2014 DPU on 28 November 2014. Book closure
date is on 7 November 2014 at 5.00 pm.
Revenue for SGREIT group declined marginally by 0.4% to S$48.6 million in 3Q 2014 mainly due to
lower contributions from China and Japan, partially offset by the rest of the portfolio. Net property
income (“NPI”) for 3Q 2014 increased 4.1% over 3Q 2013 to S$39.6 million, mainly due to the lower
operating expenses incurred, positive rental reversions for the Singapore portfolio and David Jones
Building in Perth, Australia, partially offset by lower revenue from Renhe Spring Zongbei in Chengdu,
China, loss of income contribution from Japan divestment in March 2014 and net foreign currency
movements.
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Based on the closing price of S$0.790 as at 30 September 2014.
Overview of Starhill Global REIT’s financial results
(S$ million)
3Q 2014
3Q 2013
Change (%)
Revenue
Net property income
Income available for distribution
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Income to be distributed to Unitholders
Income to be distributed to CPU holder
48.6
39.6
28.6
27.3
0.3
48.8
38.0
27.1
26.1
0.3
(0.4)
4.1
5.5
5.0
1.1
Distribution per Unit (cents)
- For the period 1 July – 30 September
- Annualised
1.27
5.04
1.21
4.80
5.0
5.0
Tan Sri Dato’ (Dr) Francis Yeoh, Executive Chairman of YTL Starhill Global, said, “Our balanced
portfolio of prime retail assets has shown its resilience against the uncertain economic backdrop
resulting from recent geopolitical events and government policies. We will continue to sharpen our
portfolio and leverage on our strong financial standing to seek out opportunities in our core markets.”
Mr Ho Sing, CEO of YTL Starhill Global, said, "As part of our proactive capital management strategy,
we have successfully refinanced RM330 million medium term notes (MTN) ahead of maturity in June
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2015 at a lower effective interest cost of 4.75% per annum up to September 2019, as compared to
the previous coupon rate of 5.35% per annum. SGREIT’s overall capital structure has been further
improved with the extension of average debt maturity from 3.2 years to approximately 3.6 years. The
Group has no refinancing requirement until July 2015, where the maturing S$124 million MTN is
covered by available undrawn committed credit facilities and/or untapped balance from our MTN
programme. SGREIT’s borrowings are fully fixed or hedged via interest rate swaps and caps,
minimising the impact of any significant interest rate increases.”
Added Mr Ho, “SGREIT’s portfolio continued to perform, underpinned by a high portfolio occupancy
rate of 99.1% as at 30 September 2014. Wisma Atria continued to see strong shopper traffic growth of
6.3% y-o-y to 6.8 million in 3Q 2014 and its retail tenant demand is demonstrated by a 6.7% rental
reversion for leases committed in 3Q 2014. Our Australia portfolio has also benefited from the
increased rental rate from key tenant David Jones, following its lease review in August 2014. We have
been working with the City of Perth for the redevelopment of Plaza Arcade, in line with its plan to
rejuvenate the CBD shopping precinct.”
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Approximately S$0.9 million of income available for distribution for the quarter ended 30 September 2014 has been retained
for working capital requirements.
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Taking into account the issuance of the new medium term notes at a discount of approximately RM5 million.
Review of portfolio performance
SGREIT’s Singapore portfolio, comprising interests in Wisma Atria and Ngee Ann City on
Orchard Road, contributed 67.1% of total revenue, or S$32.7 million in 3Q 2014. NPI for 3Q 2014
increased by 3.8% y-o-y to S$26.0 million, led by positive rental reversions for both the retail and
office units. Revenue from Ngee Ann City Retail gained 0.6% y-o-y while NPI increased 0.8% y-o-y.
Wisma Atria Retail revenue increased 0.1% y-o-y and its NPI grew 6.2% over 3Q 2013 on the back of
lower operating expenses. Wisma Atria Retail achieved positive rental reversions of 6.7% for leases
committed in 3Q 2014. Shopper traffic increased by 6.3% y-o-y and 5.2% from the previous quarter to
6.8 million in 3Q 2014. For the nine months to September 2014, shopper traffic was 4.0% higher
compared to the corresponding period in 2013. Tenant sales at Wisma Atria decreased 8.7% y-o-y,
reflecting the ongoing repositioning of the mall in which approximately 8.0% of the mall’s net lettable
area underwent tenant transitions and renovations, coupled with a decline in tourist arrivals and softer
retail sentiments during the quarter. The Singapore office portfolio maintained high occupancy,
achieving 8.8% positive rental reversion for leases committed in 3Q 2014, on the back of healthy
leasing demand and limited upcoming supply of office space in Orchard Road.
SGREIT’s Malaysia portfolio, comprising Starhill Gallery and interest in Lot 10 along Bukit Bintang in
Kuala Lumpur, contributed 15.4% of total revenue, or S$7.5 million in 3Q 2014. NPI for 3Q 2014 was
approximately S$7.5 million, 3.7% higher than in 3Q 2013, largely due to lower expenses as a result
of a one-time property tax rebate and reversal of property tax provision made in 1H 2014, following a
revised assessment in 3Q 2014. A new pedestrian bridge from Bukit Bintang Monorail station was
completed in September 2014, providing shoppers direct access to Level 1 of Lot 10. The new Lot 10
Sports Hub, which showcases international sporting brands including Asia’s first Liverpool FC
boutique, was also officially launched during the quarter.
SGREIT’s Australia portfolio, comprising the David Jones Building and adjoining Plaza Arcade in
Perth, Western Australia, contributed 10.4% of total revenue, or S$5.0 million in 3Q 2014. NPI for 3Q
2014 was S$4.0 million, an increase of 8.7% y-o-y. The growth was mainly due to the positive rental
reversion on the leases for David Jones Building including the 6.12% rental uplift following David
Jones’ lease review with effect from 1 August 2014. The asset redevelopment plans to optimise
upper-storey space at Plaza Arcade have been submitted to the City of Perth and we are currently
awaiting approvals. CBD retail space remains in demand for retailers seeking a presence in Perth with
the recent openings of Topshop and Zara in the CBD shopping precinct.
Renhe Spring Zongbei in Chengdu, China, contributed 4.8% of total revenue, or S$2.3 million in 3Q
2014. NPI for 3Q 2014 was S$1.3 million, a decline of 20.4% from 3Q 2013, an improvement from the
35.7% decrease in the previous quarter. The decline was largely attributed to lower revenue amidst
contraction of the high-end and luxury retail segment resulting from the central government’s austerity
drive and intensified competition from new and upcoming retail developments in the city.
Notwithstanding the above, Renhe Spring Zongbei remains focused in fine-tuning its tenancy mix
aimed at increasing its VIP customer base, while continuing to employ cost containment efforts.
In 3Q 2014, SGREIT’s Japan portfolio, which comprises five properties located in central Tokyo,
contributed 2.3% of total revenue. NPI for 3Q 2014 was S$0.8 million, 67.0% higher than in 3Q 2013,
mainly due to the reversal of rental arrears provision in 3Q 2014, partially offset by the depreciation of
the Japanese Yen against the Singapore Dollar and the loss of income contribution from Holon L
which was divested in March 2014.
- End About Starhill Global REIT
Starhill Global REIT is a Singapore-based real estate investment trust investing primarily in real estate used for
retail and office purposes, both in Singapore and overseas. Since its listing on the Mainboard of the Singapore
Exchange Securities Trading Limited on 20 September 2005, Starhill Global REIT has grown its initial portfolio
from interests in two landmark properties on Orchard Road in Singapore to 12 properties in Singapore, Malaysia,
Australia, China, and Japan, valued at about S$2.8 billion.
These comprise interests in Wisma Atria and Ngee Ann City on Orchard Road in Singapore, Starhill Gallery and
Lot 10 in Kuala Lumpur, Malaysia, the David Jones Building and Plaza Arcade in Perth, Australia, a premier retail
property in Chengdu, China, and five properties in the prime areas of Tokyo, Japan. Starhill Global REIT remains
focused on sourcing attractive property assets in Singapore and overseas, while driving organic growth from its
existing portfolio, through proactive leasing efforts and creative asset enhancements.
Starhill Global REIT is managed by an external manager, YTL Starhill Global REIT Management Limited. The
Manager is a wholly-owned subsidiary of YTL Starhill Global REIT Management Holdings Pte. Ltd. which is in
turn an indirect wholly-owned subsidiary of YTL Corporation Berhad.
Analyst, Investor and Media Contact:
Jonathan Kuah
YTL Starhill Global REIT Management Limited
Tel: (65) 6835 8693; Mobile: (65) 9753 3930
Email: [email protected]
Important Notice
The value of Starhill Global REIT units (“Units”) and the income derived from them may fall or rise. The Units are not
obligations of, deposits in, or guaranteed by, the Manager or any of its affiliates. An investment in Units is subject to
investment risks, including the possible loss of the principal amount invested. Investors have no right to request the Manager
to redeem their Units while the Units are listed. It is intended that unitholders of Starhill Global REIT may only deal in their
Units through trading on the SGX-ST. Listing of the Units on the SGX-ST does not guarantee a liquid market for the Units.
This document is for information only and does not constitute an invitation or offer to acquire, purchase or subscribe for the
Units. The past performance of Starhill Global REIT is not necessarily indicative of the future performance of Starhill Global
REIT.
This document may contain forward-looking statements that involve risks and uncertainties. Actual future performance,
outcomes and results may differ materially from those expressed in forward-looking statements as a result of a number of risks,
uncertainties and assumptions. Representative examples of these factors include (without limitation) general industry and
economic conditions, interest rate trends, cost of capital and capital availability, competition from similar developments, shifts in
expected levels of property rental income, changes in operating expenses (including employee wages, benefits and training
costs), property expenses and governmental and public policy changes. Investors are cautioned not to place undue reliance on
these forward-looking statements, which are based on the Manager’s view of future events.